Has the world changed, or have I changed?

[Ben205]

That's how Morrissey put it. My questions is, are your Airbnb guests getting worse?

I ask because, in the first 4 years as an Airbnb host, I probably only had 1 guest that I wouldn't host again. But I've had 3 in the past 6 months that I've clicked 'No' for when writing their review.

Maybe I'm just getting a bit jaded with hosting? But I also think there are changes that have made hosting on ABB less enjoyable and more stressful, and the system doesn't work in our favour.

All thoughts much appreciated.

[Huma0]

@Anonymous 

Yes, I work from home so it can be quite distracting. Each guest has a desk in their room and there is also a large, bright cafe one minute's walk away which is ideal for working from (the staff don't mind at all because it's actually a big part of their business).

I am finding that more guests are choosing to work in the communal spaces instead (not ideal) or constantly in and out of the kitchen/diner (where I work) throughout the day. I don't have a massive problem with this, but it can get a bit much sometimes. Recently, I had two guests who were working full time, mostly from home, and a student who hardly had any classes all staying at the same time. This is my usual number of guests, but because they were all here most of the time, the house felt very crowded and the kitchen was a mess. There was so much interruption/distraction and extra cleaning that it did really impact my productivity. 

Right now, the student is still here but has more classes and the other two guests go to work five days a week. Perfect. I feel so much calmer. Unfortunately, you are right that, since 2020, there has been a big shift. I'd prefer not to host too many guests who work from home all day, but they do seem to make up a significant portion of long term guests right now.

[Ben205]

@Huma0Focusing on long term guests sounds good. How have you achieved that? My ideal would be letting our place by the month but I don't know If we are in the right area to do that

[Huma0]

@Ben205 

I am not sure if it is wise for you to do that as you rent an entire space but, if it's something you are interested in, do make sure you fully research laws regarding tenants' rights etc. which I believe have tightened in the UK since COVID. You do not want to end up stuck with nightmare tenants or, even worse, squatters.

Just because the guests book via Airbnb and are referred to as 'guests' rather than tenants, that doesn't necessarily mean they won't qualify for tenants' rights, especially if it's their only residence, e.g. if they are in between homes.

Because I rent out private rooms in my own home and primary residence, the laws are someone different as the guests are lodgers or licensees and do not have as many rights as tenants. In a situation where someone rents an entire space, and not for the purpose of a holiday, they could become a tenant, even if there is not tenancy agreement. If they are paying month by month, that would be a 'periodic tenancy'. However, if you or your cleaners go in regularly to clean while they are not there, that might make them a licensee. It's all a bit complicated and there have been recent updates that I am not fully versed on.

I'm not saying I would not consider doing it in your situation (I've never had a long term guests who stopped paying or refused to leave), it just takes a bit more thought and you need to make sure to cover yourself legally, which might mean a contract outside of Airbnb, security deposit, reference checks etc.

[Huma0]

@Ben205 

As to your original question, RE how I have achieved that, it was quite simple. I thought it would be difficult, but actually, I just increased my minimum stay to 28 days and the bookings came in. Remember though that you may find you get gaps in between long bookings and then it's up to you if you want to fill those gaps with shorter stays or not.

It might not be so straightforward now though. Since Airbnb's Summer Release, my views have plummeted and I am not getting new bookings, so I might have to look elsewhere for my long term guests. When I initially decided I wanted to switch to long term, I started this thread, where you might find some useful advice from other hosts:

https://community.withairbnb.com/t5/Hosting/Attracting-Long-Term-Guests/m-p/697467#M164398

I really don't know Crewkerne or the surrounding area, but long term hosting might be viable if, for instance, there are universities, colleges, language schools etc. that attract foreign students, especially those coming for just one or two terms or visiting academics. Are you close to any hospitals or other medical facilities where travelling nurses and doctors might require nearby accommodation? Are there any multinational companies that have employees from overseas (or even elsewhere in the UK) coming for secondments or internships etc.? Let's call this category 1.

I have hosted many people relocating to London, who need a temporary home while they find their long term accommodation, or locals who are waiting for a house purchase to go through or their next rental to become available. These days, there are also more and more 'digital nomads' who can work from anywhere as long as they have good WiFi and a decent desk/workspace. Some of these people are away from their home country for months at a time and like to move around to experience different places, hence why they book airbnbs. Whether your area would attract many of them, I don't know. Let's call this category 2.

While I have never had issues with payments/overstaying from either category, to minimise risk of this, you could stick to the category 1. These people have homes elsewhere and are in the area for a fixed period only (you could even ask for evidence of this, e.g. confirmation from their university or employer). They are highly unlikely to become squatters. I have found that travelling medics and nurses and visiting professors make really excellent guests. Some may even become repeat guests. I have hosted a couple of student nurses who regularly come to London for between 6-8 weeks for their rotations. I have a guest who lives in Lisbon, but works for a company in London, who comes for a few weeks several times a year. By now, I feel like she is family!

Again though, check out your legal rights before you dive in. If you want to focus on long term guests, you might need to be quite committed to it and increase your minimum stay so that there is enough availability in your calendar.

[Ben205]

@Huma0Thanks for all the good advice. I think it's most likely I'll get stays through local agents, people moving house, divorce, rehab, that sort of thing. We've had those before from time to time but I may try to fill 9 months that way and keep the summer open.

[Huma0]

@Ben205 

Okay, so that sounds like category 2. I do accept guests from that category, but it's more risky, especially when the rental is a whole home (rather than shared home) listing, due to the legal implications. 

However, if you're doing that via an estate agent, they should do all the relevant reference checks, contracts, inventories, deposits etc. Sure they charge a lot, but then you are covered. Just make sure you have GOOD agents. My mother's letting agent is very personable but her tenants are always a complete nightmare and it's so difficult to get rid of them.

Short lets via estate agencies can be quite lucrative in theory. I tried this once (was selling the flat and had a gap between tenants leaving and new owner completing the sale). Foxtons got me a three month let for an amazing price. However, I didn't realise until the last minute, when the tenants cancelled, that they had failed to do their job and had neither got the tenants to sign any contract nor put down a deposit and I was left in the lurch at the last minute without any money paid. That is actually why I initially turned to Airbnb, which helped me to recoup some, although not all, of my losses.

[Helen3]

Hi @Ben205 

sorry you are having this experience.

how are you vetting your guests to try and make sure guests staying with you are a good fit.

i have five vetting questions I include via Instant book . It might be worth looking at how you vet your guests if you want to keep doing STR.

i also do long term letting a at another property but would say that can also be problematic and you need to vet tenants carefully too. 

[Annie1372]

@Helen3 

Would you share these 5 vetting questions with us please 🙏🏻

[Ben205]

@Helen3Thanks for your reply. Up to now, I've really not had to do any vetting. Like I said, only 1 'not again' guest in the first 4 years and 1 I cancelled pre-stay due to them changing the arrangements several times.

But that seems to have changed, so maybe I need to check more carefully. Your questions would be helpful. And, some idea of how that affects the number of bookings you get/ accept/ cancel?

We have taken bookings of 2-3 months but not through Airbnb. They tend to be locals and have always been great. I do my own maintenance, so they have to accept that I'll be in and out of the house (with notice, of course). And, most of them want me to water the plants!

[Huma0]

@Ben205 

Being in and out of the house really helps, especially if the tenants welcome this. 

I ask guests a lot of questions and am usually not willing to host them unless they answer. That does mean I have to turn a lot of them away. However, almost every time I am more lenient about this, I regret it.

[Helen744]

@Ben205and  Andrew0  Yes Ben we have noticed. Its all very wearying as Andrew remarked , by the way sorry to hear it was all too much Andrew. We live as they say in 'uncertain times ' and it takes the brave to venture forth in the crazy world of supplying hospitality to strangers.The world is still the same its just having a readjust. Many people who have not travelled ever'newbies' are needing to get away for a short break but some do not want to pay or think all types of things about accomodation providers that are simply not true. The best you can do is  all you can do.there is also a marked shift from hotel stayers to Airbnb from people who really dont get it . They expect bottles of wine and all types of 'freebies' which are only practical in very large turnover places.They will visit but wont stay because they will eventually settle for another bland set of homes held by the  multiple listings people. The main target for really for me has well and truly settled on fairly local family destination travellers , in other words people who have travelled to my city for a reason involving work away from home ,not in the home and events in my city.Those who can'work anywhere' have zero reason to leave their own home and stay in mine.

[Branka-and-Silvia0]

 @Ben205  if you want to experience truly bad guests try Booking . com 😄 They can review you but you can't review them so this could be a part of the problem. Airbnb guests are angles compared to BC ones but I agree, guests have changed since 2020

[Annie1372]

@Branka-and-Silvia0 

Hoooo, nice to know !!

[Gillian166]

oh really? I just did my first BDC reservation yesterday, and I hated the whole process. i've closed off the calendar and after my payouts (got 3 more bookings to get through) i will try to find a way to snooze it. the whole site is so clunky i can't stand it. (as a traveller i don't mind it though, it's fine, not beautiful like abb, but just sensible and clear)

[Tony-And-Una0]

Definitely finding guests more challenging. 

We think it's because people have moved from hotels to Airbnb due to the pandemic and trip length.

They are still  expecting hotel levels of service as if we have teams of cleaners and housekeepers etc

We've noticed guests are now more likely to mark us down in reviews for one slight oversight  such as forgetting  to leave a dish cloth or the like.